[{"_1":2,"_110":-5,"_111":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,76,86,98],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},"mediaId",6453952,"mediaKeyId","5873705-356478f583581125b65dffe10c87a0d7","parentId",5873705,"title","Residents and farmers press county on tree-clearing, grading and septic rules in mountainside areas","audioSeconds",227,"startMs",4632000,"endMs",4859000,"viewUrl","/Search/View?dp=1&key=5873705-356478f583581125b65dffe10c87a0d7&start=4632&end=4859","thumbnailUrl","https://assets.pipeline.soar.com/5873705-356478f583581125b65dffe10c87a0d7/thumbnail_4632000.jpg","articleUrl","/articles/6453952/Virginia/Residents-and-farmers-press-county-on-tree-clearing-grading-and-septic-rules-in-mountainside-areas","mediaUrl","https://secure.pipeline.soar.com/6453952-12c6d8f02874634915e7a0c5556508c5/orig.mp4?Expires=1771092307&Signature=TSjRpGQmVMXS9b8nraaJ6-krreR00-wxh-g7QxH4KQelyYWTmc~OzsQqTCR-Q5w4OSIoCInj73OIQkpgB8prkL79TSCtEvcMY~oREQ3J9-oooeq~zCZ-qC721POQS6tbZkmrvmTs2~Rfl2p0zMmcMYy8wNVfip2jvUHcy-8Sbdkb80pI2O05IxpJyluiFusMxixPiwmqHAsTX3-tRlVZoXYSk4HaJAgS72mwL--gYy~SMMe7SYid7qqWaPSL5K8ciwuEQJbPLXTMujZnE8XvXlJVtAVdvbbSd4F1quuGx6dBs1BViLoar3E-P1cCYdAmCEdU6dnIYM7F-0HOqyoCuQ__&Key-Pair-Id=KUT5TJCACFTXG","author","Loudoun County","date","2025-09-30T00:00:00Z","article","Residents, conservationists and farm owners debated Loudoun County’s tree-clearing and land-disturbance limits within the Mountainside Overlay District (MOD), focusing on the practical effect of percentage-based clearing limits, grading-permit thresholds, and septic/drain-field permitting.

Staff reviewed tables in the zoning ordinance that set percentage caps on clearing in somewhat sensitive, sensitive and highly sensitive MOD areas, and described the current grading-permit thresholds and geotechnical study requirements. David, a county planner, summarized the rules: in some areas \"selective clearing of tree cover to the extent necessary to locate the use of up to 25% is permitted\" while in highly sensitive locations allowed clearing is smaller and special studies or geotechnical reports are required. He also noted grading-permit and soils-report triggers for steeper slopes and certain soil mapping units.

Farmers and vineyard owners told the committee the current thresholds and study requirements are costly and difficult to navigate. Steve Bozzo and other farm business owners described drain fields and small buildings needed for production and said the expense and time to comply can be prohibitive. One speaker said the drain-field footprint is often substantial and that requiring full grading permits for typical septic work \"layer[s] a lot of stuff\" onto what are modest projects.

Conservation commenters urged caution in loosening standards. Soil and water professionals reminded the committee that replacing mature canopy with new plantings does not restore ecosystem services quickly, and that erosion and aquifer recharge depend on intact forest cover. Peter Weeks told the committee that the MOD changes ‘‘raise the standards for future residential and commercial development’’ and that \"once development occurs, it forever changes the landscape.\"

Committee members asked staff to consider process simplification and objective thresholds. Suggestions included clarifying exemptions for small landscaping projects, aligning grading-permit thresholds with a 5,000-square-foot minor-project threshold for certain activities, and exploring whether offset requirements (replanting) would provide appropriate ecological equivalence. Staff said they would return with options for simplified administrative processes, clarified thresholds for minor disturbances, and guidance on when full geotechnical studies are required.

No ordinance text was adopted; the discussion will inform staff-drafted options for the board.","mediaType","Video","parentTitle","Loudoun County - Transportation and Land Use Committee-Western Loudoun Rural Uses and Standards CPAM/ZOAM","oneSentenceSummary","Speakers at a Loudoun stakeholder meeting asked the county to simplify tree-clearing and grading rules in the Mountainside Overlay District and to rethink permitting requirements for drain fields and small accessory structures while conservation speakers urged strict protections for mature canopy.","taxTitle","Loudoun County, Virginia","taxId",5640,"location","Virginia","headline","","shortSummary",{"_33":77,"_35":36,"_37":38,"_39":78,"_41":79,"_43":44,"_45":80,"_47":81,"_49":50,"_51":82,"_53":83,"_55":56,"_57":58,"_59":84,"_61":62,"_63":64,"_65":85,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6453954,"Debate over 300-foot spring setbacks resurfaces in Western Loudoun",5624,10256000,"/Search/View?dp=1&key=5873705-356478f583581125b65dffe10c87a0d7&start=4632&end=10256","/articles/6453954/Virginia/Debate-over-300-foot-spring-setbacks-resurfaces-in-Western-Loudoun","https://secure.pipeline.soar.com/6453954-b2b001660d2195d1eb55103ca1405c11/orig.mp4?Expires=1771092307&Signature=O2qkIE85MC6usEiFUpwG-2awotBp2Yf1wmTA~AhqkKjxus55Gf4aArGu9gY-op9Mcc-6Y2kUUGfkf5cGIyORFEQeV6E8pGCwl-6~mKCT09xTkLskMAMS7UV~fkf2pKFqftZZmLs7guomX2e~nu3hyzbUzfJCvtSX6elzI10gIrzI05lDZ7vZAleDbhCG87blfqdr7UP5oQbpNlvKReX-rPpH7Mwc79mohqLVzTdZPF8u3HD7TmYKPP510qFU~tSW4hR8Qo4et1vOQqgiekhXMpNZ8ACfzm-vk0K8mZRAKn-dOLOgMqANywtKDO8bjgNNdz7yyzKlP2uV8ym8hBBK~Q__&Key-Pair-Id=KUT5TJCACFTXG","Loudoun County officials and stakeholders debated whether the Mountainside Overlay District’s 300-foot setback for mapped spring features should remain in place, be loosened or be subject to case-by-case relief.

Staff told the committee that the MOD incorporates a \"limited list of covered activities\" and specific feature protections, including setback buffers for springs and ridge features. A conservation-minded public commenter with soil and water expertise told the committee the 300-foot buffer \"makes a lot of sense\" because springs and steep, sensitive soils play an outsized role in groundwater recharge for Western Loudoun.

Some stakeholders and supervisors asked whether the 300-foot standard had been researched against other jurisdictions and requested staff provide the basis for the figure. Supervisor Randall asked staff to document how the 300-foot measure was adopted; staff said the protection had been discussed during the General Plan and zoning rewrite process and that staff would provide the background.

Opponents of the buffer size called a 300-foot setback \"draconian\" and noted that many properties contain springs and that the rule can block otherwise modest uses. Donnie Walker, a Catoctin District resident, said Loudoun historically used a 100-foot guideline for similar protections and that the 300-foot buffer would be a significant constraint for many properties. Conservation speakers warned against weakening buffers, arguing that the mountains are a primary groundwater recharge area and that reduced setbacks risk long-term groundwater and ecological harm.

Committee members deferred a policy decision and asked staff to provide supporting materials. Staff said it would return with the adoption history and any technical reports that informed the 300-foot figure. The committee did not propose an immediate change; staff will prepare more detailed background and options for a future meeting.","At a stakeholder input meeting on the Mountainside Overlay District, conservationists urged keeping a 300-foot setback around mapped spring features while some residents and farmers called for reconsideration or case-by-case waivers.",{"_33":87,"_35":36,"_37":38,"_39":88,"_41":89,"_43":90,"_45":91,"_47":92,"_49":93,"_51":94,"_53":95,"_55":56,"_57":58,"_59":96,"_61":62,"_63":64,"_65":97,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6453956,"Committee weighs adding flexibility, tiered reviews to Mountainside Overlay rules",3994,694000,4688000,"/Search/View?dp=1&key=5873705-356478f583581125b65dffe10c87a0d7&start=694&end=4688","https://assets.pipeline.soar.com/5873705-356478f583581125b65dffe10c87a0d7/thumbnail_694000.jpg","/articles/6453956/Virginia/Committee-weighs-adding-flexibility-tiered-reviews-to-Mountainside-Overlay-rules","https://secure.pipeline.soar.com/6453956-bb4e23aca37081e0640aaf21e7e36c6a/orig.mp4?Expires=1771092307&Signature=Vt1iG70L6aSamDhWu0X6WQV6ED6PM1icVUGLjqiG~ENJ3sY1dOuLMOP5tgZOCkB6p-ntYvOyW1MQi3NvNPlH7OmeO-In2r-5heoIZWFo9bk2s7U0VgbNU96nrj5Hpu1DyYF2q0fTGqNKvqcigf7dhMCnb~LioB301HM7X3puaFWAYRLSL7kP~R76J9sgeIs~CG~~D4DYoD-MZNaN9Ig7AOXeAvzuADISL0FuBFe1XyrjlCMLwg5TX3nAjki9ndQZ3f3d8tJUR6Xl5Jlk38mOBr11zse25gGkmPhtk6AFCdZw9mtcr~3ZVjfbR4MqWih8hNtxxFiD4GdfxV3GTgv86A__&Key-Pair-Id=KUT5TJCACFTXG","Loudoun County transportation and land use committee members heard arguments for and against adding flexibility to the Mountainside Overlay District (MOD) rules, with staff and stakeholders urging a more tiered, administratively efficient approach for small, low-impact projects.

Committee members and staff said the current MOD standards are prescriptive and have raised costs and delays for residents and small agricultural operations. The committee framed the question as whether to permit more administrative approvals or a tiered review based on use type (residential vs. commercial) and the amount of land disturbance.

The staff presentation summarized the scope of covered activities under Section 5 0 4 of the zoning ordinance and the development standards that now apply in somewhat sensitive, sensitive and highly sensitive MOD areas. David, a staff presenter, told the meeting the sections under review include \"section 5 0 4 for the Mountainside Overlay District, chapter 8 for the sign regulations, and chapter 12 for the corresponding definitions\" and defined covered activities that trigger MOD review. Brian, another staff member, outlined staff’s suggested approach to the discussion: \"consider whether greater flexibility should be allowed based on the type of use, commercial versus residential uses. And if a tiered review process should be implemented based on the amount of land disturbance.\" (staff presentation)

County elected officials and stakeholders split over how much discretion to allow. Several vineyard and winery owners described the economic constraints of small agricultural businesses that operate on hillsides within the MOD. Tremaine Hatch, who identified himself as a third-generation farm operator and a viticulture extension associate, said his family \"cannot subdivide more than 3 lots without a special exception\" and described special-exception costs as \"cost prohibitive.\" Steve Bozzo, a winery owner, told the committee: \"We need to expand, or maybe die,\" describing limits that prevent modest winery expansions needed to process grapes and host visitors.

Opponents warned that broad discretion could become a slippery slope and weaken protections for the mountain resource. Conservation speakers urged preserving canopy, minimizing clearing and keeping strict environmental standards. Planning Commission members framed the issue as a balancing test: protect natural resources while avoiding unnecessarily punitive procedural burdens on property owners.

Staff and several committee members said the discussion could focus on administrative process changes rather than changing the standards themselves. Vice Chair Turner summarized that many of the staff’s suggestions are administrative: \"consider introducing administrative approvals or minor special exception processes for legally established residential properties to streamline compliance\" and other streamlining measures; he said those measures would not necessarily change the underlying standards but could speed lower-impact approvals.

Next steps: staff will return with draft language and options, including a proposed tiered review system and clarifications of which disturbances would qualify for expedited administrative review versus full special-exception review. Committee members asked staff to propose objective thresholds (for example, land-disturbance square footage and use-type definitions) that could form the basis of an administratively expedited pathway.

The committee did not act on any ordinance text at this session; the meeting was an input session for staff to prepare future draft amendments.","Loudoun County's Transportation and Land Use Committee heard wide-ranging input on whether the Mountainside Overlay District should allow more administrative flexibility and a tiered review process to reduce costs for small residential and farm projects while keeping environmental protections.",{"_33":99,"_35":36,"_37":38,"_39":100,"_41":101,"_43":102,"_45":103,"_47":104,"_49":105,"_51":106,"_53":107,"_55":56,"_57":58,"_59":108,"_61":62,"_63":64,"_65":109,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6453948,"Stakeholders generally satisfied with new signage rules; access signage and murals flagged for clarity",12493,940000,13433000,"/Search/View?dp=1&key=5873705-356478f583581125b65dffe10c87a0d7&start=940&end=13433","https://assets.pipeline.soar.com/5873705-356478f583581125b65dffe10c87a0d7/thumbnail_940000.jpg","/articles/6453948/Virginia/Stakeholders-generally-satisfied-with-new-signage-rules-access-signage-and-murals-flagged-for-clarity","https://secure.pipeline.soar.com/6453948-2ca23d5544d2a676b4817b18f05b1377/orig.mp4?Expires=1771092307&Signature=mATZ-hka3ckdyBlqIv6ESULuaOZHTOoK63dPP2658IARecMYShdK3jcYxxXwUY5qBoH6uSy~kztXB5OgeMjpo6r0YLrPAXhOnMOyWEtY3O4vm1DnBPEQMVklhBahSX4vIF8JkJpkouEMQTDEts238LQcMElcIREXREv7NJGF9pUeAVifnqokRr9H3S7mlm7161ZGjt31Yup~OS3uH2T2SQWMQUJ~7jFYoRpFhYDPeO15gjaHYKHDSLbOeyp-gysDdBrfOiZS2H4BpGCBxljHivTUHS8KdRultRU4voeRqcXmQZ528hbehUY9OYbKekVeMHXmnpzO37NDt9hedTcNMA__&Key-Pair-Id=KUT5TJCACFTXG","Loudoun County staff told the Transportation and Land Use Committee that the revised county sign ordinance — completed as part of the Zoning Ordinance Rewrite — has been in effect for about two years and is largely functioning as intended, but stakeholders raised a few narrow concerns.

Staff reminded the committee that sign groups and categories are established in tables (for ground, pole, sidewalk, entry, wall, window and miscellaneous signs) and that rural categories were revised to be content neutral. David summarized that the committee will consider size, quantity and illumination permissions relevant to the MOD and Western Loudoun. \"The sign groups can be found in table 8 0 1 dash 1 of the zoning ordinance and in table 15 on page 23 of the staff report,\" staff said during the presentation.

Most public commenters and several supervisors said they had not received complaints and that the new rules appeared to be effective. Several winery owners said wayfinding and access signage can be a problem when a tasting room or event venue is located off a main road and the only access is via a private easement. Todd Henkel and Steve Bozzo urged practical answers that help visitors reach remote tasting rooms. Henkel also described efforts to pursue an American Viticultural Area designation and said that signage, paired with clear site standards, helps agritourism businesses survive.

Committee members asked about illumination and murals. Staff said murals painted on barns are regulated as signs but are treated separately in the ordinance and do not count against the property’s overall signage allotment; staff also noted that exterior downlit or shielded sign illumination is allowed with restrictions to protect dark skies in Western Loudoun. One business owner asked whether a small ground-mounted entry sign on a neighboring easement could be permitted; staff noted that off-premise signs are generally prohibited but asked for the example to be provided so staff could review options.

No ordinance amendments were adopted. Staff will track the limited access-sign examples and report back if code clarifications or a narrowly targeted amendment are needed.","After years of work on a countywide sign code, Loudoun staff and stakeholders said the current sign regulations are broadly working in Western Loudoun, though business owners asked for clarity on wayfinding signs where access is via easements and residents raised questions about murals and lighting.","actionData","errors"]

Article not found

Residents and farmers press county on tree-clearing, grading and septic rules in mountainside areas

Debate over 300-foot spring setbacks resurfaces in Western Loudoun

Committee weighs adding flexibility, tiered reviews to Mountainside Overlay rules

Stakeholders generally satisfied with new signage rules; access signage and murals flagged for clarity